01
Takes the report properly
Which flat, what is happening, whether water, heat or power is off, and when somebody can be let in — in words, because the chat window takes no attachments.
AI chatbot for property management that takes the overnight repair report.
Adoomi sits in the chat window on your own site and answers what your published tenant and landlord pages already say — how a repair is reported, when the rent statement runs, how a contractor gets instructed. An overnight report comes back with the property, the symptoms and an access window captured, then routes to whoever you named. It diagnoses nothing and dispatches nobody: the assistant escalates, and a person still decides who goes out.
Captured, then routedNo remote diagnosisPublic pages only
Fig. 01.A · Property management24/7
Reports taken while the office is shut
Your pages
The only place answers come from
Named
Every route goes to a person you set
Fig. 02.A · pain quotesThe everyday problem
Every repair report lands at the worst hour, and none of them arrive sorted.
The one that matters and the one that can wait arrive in exactly the same shape: a message typed near midnight by somebody frightened, or furious, or both. Water everywhere. Boiler is dead. Locked out. None of them carry a flat number, an access window or anything that separates an emergency from a dripping tap — so the whole pile gets read in the morning before a single contractor is briefed, and the one that should have been handled overnight was sitting in it all along.
Phone23:40
“Boiler's out and there's a baby in the flat — is anyone coming tonight?”
WhatsApp21:05
“Where's my rent statement this month, and what's the deduction on it?”
Web formSun
“EICR letter came through — do I book the electrician or do you?”
What you get
Three things it does between the report and the contractor.
02
Answers from your published pages
Statement timing, the renewal process for gas safety and EICR, how a contractor gets instructed, how a leaseholder raises a service-charge query.
03
Routes it, then stops
Every overnight report reaches the out-of-hours contact you named — WhatsApp handoff or email alert, tenant's words attached. Who attends is their call. No dispatch, no diagnosis.
Question coverage
What tenants, landlords and leaseholders actually type.
The reporting questions that arrive at night and the account questions that arrive all week — answered from the tenant guide, the process pages and the policies you have already published, and never from anything sitting behind a login.
Reporting a leakNo heating or hot waterLocked out — what now?When the rent statement runsGas safety renewal processEICR renewal processHow a contractor gets instructedService-charge query
a
Adoomi
ChatVoice
There's a smell of gas in the hallway — what am I supposed to do?
Our tenant pages are clear on this one, so I'll give you their words: leave the property, don't touch any switches, and ring the gas emergency line on 0800 111 999. If anyone is unwell or in immediate danger, that's 999. I'm routing this to the out-of-hours contact now with your address.
Also, when is my next gas safety check due?
That date sits in your account behind a login, and I only read pages that are public — so I'd be guessing, and I won't guess at a safety record. What I can give you is the renewal process the site publishes, and I'll pass your question on so somebody can look the actual date up.
Report a gas smellGas safety renewalRent statement
Type a question…● Voice
Buyer intent
A repair report that arrives with the property already on it.
Adoomi asks what a property manager would ask before instructing anybody: which address and which flat, what is actually happening, whether water, heat or power is off, whether anyone vulnerable is in the property, and when somebody can be let in. It cannot take a photo — the chat window accepts no attachments at all — so it takes the description in words, and where you have set up a WhatsApp handoff the tenant can send pictures to your team once a person picks the conversation up.
Vague enquiries, no context.
Your team chases the basics before they can reply.
a
Adoomi
PropertyFlat 4B, Crown Living
ReportedActive leak under kitchen sink
AccessAny time this evening
Routed toYour out-of-hours contact
3 of 4 captured · 1 in progress
With AdoomiNew enquiry · readyMnt 982
PropertyFlat 4B, Crown Living
ReportedActive leak under kitchen sink
AccessAny time this evening
Routed toYour out-of-hours contact
One clean handoff.
Your team opens the enquiry and replies — no chasing.
STEP · 01
Pin the property
Which address, and which flat
STEP · 02
Get the symptoms
Water, heat or power — described in words
STEP · 03
Set the access window
When somebody can be let in, and who to ring
STEP · 04
Route it or hold it
Out-of-hours contact now, or the morning list
Fig. 06.A · after-hoursOut-of-hours
No heating in a cold snap, at the hour nobody is on the phone.
Out of hours the assistant holds the conversation, takes the details a contractor would need, and routes it where you said. A gas smell gets back the instruction your own tenant pages carry — leave the property and call 0800 111 999 — and 999 for anything life-threatening. A dripping tap is captured and waits for morning. What it never does is decide that somebody is coming out: the handover is a WhatsApp message or an email alert to the contact you named, and a person makes that call.
22:40
“Leak under the kitchen sink, water still running”
Captured — routed to your out-of-hours contact
23:15
“No heating, small child in the flat”
Sent at once, in the tenant's words — to the contact you named
01:30
“Locked out — is there a call-out charge?”
Answered from your published lockout page
08:00
“The morning list”
Already captured, with the overnight ones routed
Time back
Statement, certificate and service-charge questions stop reaching a person.
When the rent statement runs, how the gas safety and EICR renewal process works, who instructs a contractor, how a leaseholder raises a service-charge query — these get asked on repeat, and every one is already written down somewhere on your site. Those answers come back from those pages, in the asker's own language, at any hour. What still reaches your team is the work that needs judgement: the contractor to instruct, the landlord weighing up a renewal, the report that needs somebody on site.
Before Adoomi
- Reports arrive as something's leaking, with no flat number and no access window.
- The urgent one and the dripping tap look identical until a person reads both.
- Landlord statement questions land in the same inbox as tenant emergencies.
- The contractor is rung with a description that has already been through two people.
With Adoomi
- Property, symptoms and an access window are on the report before anyone reads it.
- Emergencies route overnight to the contact you named; routine ones wait for morning.
- Statement, renewal-process and service-charge questions come back from your own pages.
- The person on duty gets the tenant's own words, not a summary of a summary.
Fig. 08.A · controlsTrust & safety
Nothing here is diagnosed, dispatched, or read out of a portal.
The boundary is narrow on purpose. No fault is diagnosed from a description — a boiler needs a Gas Safe engineer in front of it. Nothing behind a tenant portal login is readable, public pages only, so a certificate date, a statement line or a deposit balance is captured and routed, never guessed. Tenancy interpretation, deposit deductions, notice periods and major works go to your property manager or legal partner with the question attached. None of this makes you compliant with anything.
01
No diagnosis, ever
A boiler, a leak or a dead socket needs somebody on site. The assistant takes symptoms and access details and offers no view on cause, fix or timescale.
02
Nothing read behind a login
Public pages only. Certificate dates, statement lines and deposit balances are captured as questions and routed, never guessed at.
03
It escalates, it doesn't dispatch
Urgent reports go to the out-of-hours contact you set, as a WhatsApp handoff or an email alert. A person decides who actually goes out.
04
Tenancy stays with people
Deductions, notice periods, disputes and major-works decisions route to your property manager or legal partner, with the question attached.
05
EU-hosted, and quiet with data
Chats are EU-hosted, set no tracking cookies and keep no conversation content in logs. Tenant details can be exported or deleted on a GDPR request.
How it works
How an AI chatbot for property management works.
01
Connect content
Point it at your website — tenant guide, reporting page, published policies. That set is the whole of what it may answer from; a handbook that never went online is a document upload, or out of scope.
02
Add the snippet
Nothing routes until you give it somewhere to go: an out-of-hours contact for emergencies, the property manager for tenancy and deposit matters, the legal partner for notice periods.
03
Test & go live
Read what it proposes to say, then put your worst night to it — gas smell, no heat with a baby in the flat, rent withheld. Change what you dislike, then add one line to your website.
FAQ
FAQs about AI chatbots for property management.
Diagnosis is out of scope entirely. A fault needs a Gas Safe engineer in front of it, so the assistant takes the symptoms, the property and an access window, routes them to the contact you named, and offers no view on the cause, the fix or how long it will take.
Emergency instructions come straight from your own published pages: leave the property and call 0800 111 999 for a gas smell, 999 for anything life-threatening. The report is captured and routed to your out-of-hours contact as a WhatsApp handoff or an email alert. Nobody is dispatched by the assistant.
Certificate dates usually sit behind a login, which the assistant cannot read — it reads public pages only. It answers the renewal process your site publishes, then captures the specific question and routes it to your team. None of this makes you compliant with anything; the record-keeping stays yours.
Photos cannot be attached in the chat window, which accepts no file uploads at all. The assistant takes the description in words instead, and where you have set up a WhatsApp handoff the tenant can send pictures to your team once a person has picked the conversation up.
Tenancy interpretation stays with people. The assistant can describe the reporting, deposit-scheme and renewal processes you publish, but a specific contract, a deduction, a notice period, an eviction or a major-works decision routes to your property manager or legal partner, with the question attached.
Plans start free: £0 a month covers 50 message credits, and paid tiers run £8 for 200, £20 for 500 and £75 for 4,000. One credit is one AI answer, so a reply that declines and hands over spends one and your team's reply does not. Connecting the site, reviewing answers and adding one line runs to ~10 min.
Why this matters
It escalates. It does not resolve, and it does not dispatch.
Most maintenance chatbots demonstrate the part they cannot actually do: a ticket raised, an engineer assigned, a job closed off. This one is honest about where it stops. It reads your published pages, takes the report properly, and hands it to the person you named — and then nothing further happens on its own. An unopened alert leaves the enquiry sitting in your dashboard, which is a useful backstop and no replacement for a destination somebody watches.
The overnight report is taken, not missed
A burst pipe at midnight, a dead boiler or a door that will not open is taken down in full — property, symptoms, access window — and sent to whoever is on duty.
Where every answer has to come from
Answers are drawn from your tenant guide, reporting page and published policies. Nothing behind a login is read, and no gap is filled with a guess.
It hands over rather than resolving
The assistant stops where judgement starts: a person still instructs the contractor, rules on a deduction and decides a notice period.
From the guides library
Guides for Property management.
Start free
Send it a gas smell, and watch what it refuses to do.
Put the ones you dread to it: a smell of gas, the boiler dead with a baby in the flat, can I stop paying rent until it is fixed. Watch it hand back your own published instruction, capture the report and route it to the contact you named, while declining to diagnose, to promise anyone is on the way, or to interpret the tenancy. Rewrite anything you would not put in front of a landlord, then add one line to your website: ~10 min, and Free is £0 a month with 50 message credits.
Nothing dispatched automaticallyTenancy stays with peopleYou review it before tenants do
Fig. 12.A · Property managementExplore
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